Ann Horlacher $1000 a month shouldn't be too hard to hit.A good rule of thumb is to take your rent, multiply by .60 for expenses, then subtract any debt servicing (if any) from that.So if you're paying all cash for that house and get $700 a month in rent, subtract 40% (X .60) and you get $420 a month positive cash flow.If you put 25% down ($12.5k) and put it on a 30 year fixed, your monthly P&I payment comes out to about $200.So if you go all cash you can hit your cash flow target of $1000/mo with just three houses.If you leverage you can do it with 5!

In Case 2 we have the second property, which we simply multiply 2.9 Million * 2.75%*10=797K. so in 10 years you have have 1.29 CF +0.522 Equitypaid + 0.797K appreciation=  2.609 Million vs. 1.05 MillionI hope I didn't mess up the math too bad as I did this quick but you can see why its better to refi out over time.

I give them 3 offers. 1) I take the market value of $200,000 and multiply it by 65% which is $130,000 then I subtract what I think my rehab costs will be to get it top shape to get market price.

All leverage does is multiply your returns, regardless of if those returns are positive or negative.

I see now you posted multiply times in this thread. 

Now I'm working with my TK provider to start looking into properties that fit my criteria, getting it under contract, then wait for the rehab to be complete, and move tenant(s) in to start receiving cash flow.My plan is acquire at least 10 properties to replace my monthly expenses multiplied five times.

I just think to make it a bit more accurate, the multiplier should be more like .85  Lets face it, we all are paying much more for these properties in todays market and the profit margins have gotten tighter.  

I have heard that a quick and dirty method is to multiply the square footage by anywhere from $7 for a property in good condition to 15$ for a property needing significant repairs.

You can Google the name of the county and "tax rate" then multiply that by the new purchase price.Subtract expenses from income to get the Net Operating Income.Divide that number by the purchase price to get your cap rate (ROI without debt service).If you're going to have debt service then subtract the annual debt service form the NOI.

First and last months rent plus the security deposit multiplied by two.